764 Bianca Ave S · Lehigh Acres, FL 33974

$270,000

3 bd · 2.0 ba · 1,242 sqft · Land · 146 Days on market

Built 2025 10,001 sqft lot ↓ 8% since listing

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.7/30.0
• Schools +4.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• Rent growth +1.3/5.0
• DSCR +1.0/10.0

Listing remarks

REFRESHED PRICE - Discover this beautiful brand-new home offering more than 1,200 sq. ft. of luxurious living space. This home features 3 bedrooms and 2 full baths. Inside, you'll find stylish tile flooring throughout, impact-resistant windows and doors, and an upgraded appliance package. The lanai is perfect for enjoying your morning coffee or evening cocktail while overlooking the landscaped yard. Entertaining is effortless in the chef's kitchen that is adjacent to the dining area. The dining area, featuring sliding doors to the lanai, is ideal for get-togethers with family and friends. The primary bedroom suite offers spacious walk-in closets, dual sinks and a walk-in shower. The 2-car g

Key facts

• Dual sinks
• Landscaped yard
• Walk in closets

Tags

• IMPACT RESISTANT WINDOWS
• UPGRADED APPLIANCE PACKAGE
• LANDSCAPED YARD
• CHEF'S KITCHEN
• WALK IN CLOSETS
• DUAL SINKS

Property features AI

Finance

• Other: Possession at closing
• Financial info: New construction (tax description)
• HOA & community: No HOA maintenance or amenities listed; Community type: See remarks

Exterior

• Parking: Attached 2-car garage
• Security: Impact resistant doors and windows; Smoke detectors
• Utilities: Well water; Septic sewer; Cable available
• Home design: Residential single-family home; 1-story / ranch; Rear exposure facing west; Located in Lehigh Acres development
• Construction: Concrete block construction; Built in 2025
• Exterior features: Stucco exterior; Landscaped area view; Regular lot; Impact resistant doors and windows; Single hung windows; Shingle roof

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator / icemaker
• Bedrooms: 3 bedrooms
• Flooring: Tile
• Bathrooms: 2 full bathrooms; Master bath with dual sinks and a shower (no tub)
• Heating & cooling: Central electric heat; Central electric cooling; Ceiling fans
• Interior features: Smoke detectors; Walk-in closet; Great room; Open porch / lanai; Split bedroom floor plan; Breakfast bar and dining in living area; Unfurnished
• Laundry & utility: Washer/dryer hookup; Laundry located in garage; Auto garage door

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath land listed at $270k.

Deal economics

• At list price, monthly cash flow is $-429 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (23.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (32.6% below list).
• Recommended offer: $182k (32.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#826 in FL) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime C-, employment D+, schools D-.
• Lee (suburban): math 47% / reading 50% proficiency, ranked #42 of 73 in FL (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents falling (-4.7%/yr); 2460 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 15,411 units permitted in Lee County in 2024 (4,686 in 5+ unit buildings).
• This rent runs 30% of the median local income ($72k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $27k appreciation (10.0% local appreciation)).
• Lee County population projected at +44% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $181,877 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.67% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.81%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 18.7%
• Equity multiple: 2.51×
• Total profit: $114,418
• Equity at exit: $243,237

10-year hold

• IRR: 16.8%
• Equity multiple: 5.62×
• Total profit: $348,944
• Equity at exit: $524,551

Cash invested: $75,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 33974

• Home prices YoY: 5.8%
• Rents YoY: -4.7%
• Active inventory: 2460
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $1,819 high
• Mortgage (P&I): −$1,416
• Tax est. 1.5%: −$338 /mo · $4,050/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $-429

Break-even live

Break-even rent $2,362

Max offer price $207,911

Occupancy floor —

Sensitivity live

Price	-10% $-242	-5% $-336	+0% $-429	+5% $-522	+10% $-616
Rent	-10% $-573	-5% $-501	+0% $-429	+5% $-357	+10% $-285
Rate	-1.0pp $-293	-0.5pp $-360	base $-429	+0.5pp $-499	+1.0pp $-570

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
764 Santa Lucia Ave S Lehigh Acres, FL	2.0	1.0	777	$1,450	$1.87	4d	1	0.46mi
763 Puccini Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,699	$1.61	4d	1	0.50mi
637 Montclair Ave S Lehigh Acres, FL	3.0	2.0	1497	$1,660	$1.11	24d	1	0.78mi
708 Genoa Ave S Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	0.82mi
1248 Hillcrest St E Lehigh Acres, FL	3.0	2.0	1055	$1,650	$1.56	4d	1	0.97mi
1256 Milwaukee Blvd Lehigh Acres, FL	3.0	2.0	1084	$1,800	$1.66	24d	1	1.03mi
1260 Milwaukee Blvd Unit 1262 Lehigh Acres, FL	3.0	2.0	1084	$1,750	$1.61	24d	1	1.03mi
761 Kirkman Ave S Lehigh Acres, FL	3.0	2.0	1188	$1,900	$1.60	24d	1	1.12mi
1224 Bayou St Lehigh Acres, FL	3.0	2.0	1272	$1,750	$1.38	24d	1	1.21mi
756 Holmes Ave Lehigh Acres, FL	3.0	2.0	1100	$1,450	$1.32	11d	1	1.22mi
819 Eisenhower Blvd Unit 819 Lehigh Acres, FL	3.0	2.0	1390	$1,650	$1.19	24d	1	1.24mi
1107 Enrique St E Lehigh Acres, FL	3.0	2.0	1363	$1,800	$1.32	24d	1	1.24mi
730 Holmes Ave Unit 728 Lehigh Acres, FL	3.0	2.0	1080	$1,500	$1.39	12d	1	1.24mi
1144 Essex St E Lehigh Acres, FL	3.0	2.0	1464	$1,650	$1.13	20d	1	1.32mi
1245 Amherst St E Lehigh Acres, FL	3.0	2.0	1149	$1,620	$1.41	15d	1	1.37mi
1051 Marine Ave S Lehigh Acres, FL	3.0	2.0	1057	$1,800	$1.70	24d	1	1.44mi
915 Graystone Ave Lehigh Acres, FL	3.0	2.0	1115	$1,525	$1.37	15d	1	1.44mi
936 Eisenhower Blvd Lehigh Acres, FL	3.0	2.0	1300	$1,395	$1.07	4d	1	1.46mi

Listing history 13 events

1. 2026-06-17
   days on market $270,000 Active 146 DOM
2. 2026-06-16
   days on market $270,000 Active 145 DOM
3. 2026-06-15
   days on market $270,000 Active 144 DOM
4. 2026-06-13
   days on market $270,000 Active 142 DOM
5. 2026-06-10
   days on market $270,000 Active 139 DOM
6. 2026-06-09
   days on market $270,000 Active 138 DOM
7. 2026-06-07
   pricedays on market $270,000 Active 136 DOM
8. 2026-06-02
   days on market $275,000 Active 131 DOM
9. 2026-06-01
   days on market $275,000 Active 130 DOM
10. 2026-06-01
    days on market $275,000 Active 129 DOM
11. 2026-04-23
    price $275,000
12. 2026-03-06
    price $289,900
13. 2026-01-22
    listed $299,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,825
• − Mortgage interest: −$15,124
• − Property taxes: −$4,050
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,746
• − Management: −$1,746
• − Depreciation: −$7,855
• Taxable loss: −$10,046
• Est. tax savings @ 24.0%: +$2,411
• After-tax cash flow: $-2,738/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Lee
• NCES district ID: 1201080
• Math proficiency: 47% ▼ -11.00%
• Reading proficiency: 50% ▼ -4.00%
• Median HH income: $49,518
• Composite: 41.49/100
• National rank: #3458
• State rank: #42 of 73 in FL

Livability — Lehigh Acres

• Score: 59/100
• State rank: #826
• US rank: #20055

Category grades

Amenities F Commute F Cost of living A+ Crime C- Employment D+ Housing A+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lehigh Acres, FL
• County: Lee County · 788,662 people
• City population: 130,638
• Metro: Cape Coral-Fort Myers, FL
• Population (ZIP): 19,927
• Household income: $72,192
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 434.0

Population outlook (Lee County) Hauer SSP2

• Today (2025): 871,946 people
• By 2030: 955,468 · +9.6%
• By 2040: 1,113,587 · +27.7%
• By 2050: 1,256,891 · +44.1%
• By 2075: 1,560,270 · +78.9%
• By 2100: 1,726,848 · +98.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: Hispanic / Latino 52% Two or more races 31% White 26% Black 18%
• Hispanic origin (detail): Mexican 12% Puerto Rican 7% Cuban 20% Dominican 4%
• Common ancestry: Hispanic 7% Italian 1% Portuguese 1%
• Foreign-born: 32% · Canada, Jamaica
• Languages at home: 48% English-only · Spanish 43% French/Haitian/Cajun 7% Other Indo-European 1%

Political lean MEDSL · Lee

• 2024 margin: Strong R (+28.4) · D 35.5% · R 63.9%
• 2008→2024 swing: -18.0pp toward R · 2008: -10.4pp · 2024: -28.4pp
• All cycles: 2024: R+28.4 2020: R+19.2 2016: R+20.4 2012: R+16.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.53%
• Current HPI: 303.3399
• Rent YoY: ▼ -4.68%
• Metro: Cape Coral-Fort Myers, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B

Price history

-8.2% since first listed

3 events — show timeline

• 2026-04-23 Price Changed $275,000 NAPLESMLS
• 2026-03-06 Price Changed $289,900 NAPLESMLS
• 2026-01-22 Listed $299,500 NAPLESMLS

Property tax history

+32.1%/yr

Latest (2025): $442 · +32.1% YoY. Source: county tax records.